32, HOE LANE, WARE, SG12 9NZ - £2,025,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

32 HOE LANE is a very large extended detached house of 462m², built sometime before 1900, which could now be worth an estimated £2,360,681. It was last sold for £2,025,000 in May 2017, which was around 165% above the average May 2017 detached price in the East Hertfordshire local authority area. The most recent EPC inspection was September 2011, where the current energy rating was E, and the potential energy rating was D.

32 HOE LANE Sold Prices

Land registry data shows two sales for 32 HOE LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Hertfordshire local authority area for the corresponding sale date. Both of the two 32 HOE LANE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2017 26 MAY	£2,025,000	£764,246	165% above HPI
2001 3 FEB	£730,000	£289,383	152% above HPI

32 HOE LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Hertfordshire local authority area over time, sourced from the HPI. The two 32 HOE LANE sales from February 2001 and May 2017 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the February 2001 sale was for 152% above the HPI. So the extrapolation line tracks at 152% above the HPI over time, until the May 2017 sale, where it rises to 165% above the HPI. The line then continues to track at 165% above the HPI.

What might 32 HOE LANE be worth now?

32 HOE LANE might now be worth an estimated £2,360,681.

This is based on house price inflation of 16.6%, between May 2017 and May 2026, for detached houses, in the East Hertfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 16.6% inflationary increase is applied to the most recent sale price for 32 HOE LANE of £2,025,000 on 26th May 2017. For the value to have increased from £2,025,000 to £2,360,681 over the nine years to May 2026, the following assumptions must hold true:

• The value of 32 HOE LANE has moved in line with the HPI for detached houses in the East Hertfordshire local authority area.
• The May 2017 sale price of £2,025,000 represented a fair market value for the property.
• The size, condition, and specification of 32 HOE LANE has not materially changed since May 2017.

How Large is 32 HOE LANE?

32 HOE LANE is 462m², which includes two extensions, according to the EPC inspection conducted in September 2011. This puts it in the largest 10% of detached houses houses in Ware, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ware, and where 32 HOE LANE lies on this distribution: More than 99% of detached houses houses are smaller than 32 HOE LANE, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Ware.

32 HOE LANE: Plot and Title Map

32 HOE LANE sits on a plot of roughly 0.440 of an acre, or 1,780m². The below map shows the location of 32 HOE LANE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 32 HOE LANE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 32 HOE LANE?

32 HOE LANE is located in WARE, in the SG12 postcode district. The below map shows the position of No. 32 on HOE LANE.